Emulsion polymerization acrylic latex polymers (in short latex polymers), crucial ingredients of waterborne paints, provide continuous film formation during the drying stage and act as one of the major factors that determine the performance of paints. Modification of latex polymers is an ongoing process to improve paint performance and it can be accomplished by various methods. In this study, styrene and n-butyl acrylate latex polymers are modified by three functional monomers (methacrylamidoethyl ethylene urea (MAEEU), dimethylaminoethyl methacrylate (DMAEMA), and glycidyl methacrylate (GMA)) alone or combined in different amounts in latex polymer formulations. Impacts of these functional monomers both on latex polymers, and paints made from these latex polymers are investigated. The characterization of the latex polymers are analyzed by differential scanning calorimetry (DSC), minimum film forming temperature (MFFT), dynamic light scattering (DLS), Fourier transform infrared spectroscopy (FTIR), and transmission electron microscopy (TEM). Scrub resistance, whiteness, hiding power, glossiness, hardness, contact angle, adhesion on annealed glass and hot-dip galvanized steel surfaces, and color retention properties of the paints are examined. The results are compared with a nonfunctional reference and a commercial styrene-acrylic-based latex polymer, separately. The outcomes confirm that alone and the combinations of these monomers in styrene-acrylic-based latex polymers improve the paint by enhancing scrub resistance, better adhesion on surfaces and the ability to control hydrophobicity and color efficiency.